Often referred to as “The Gateway to the Hill Country,” Dripping Springs is a fast-growing community situated approximately 25 miles west of Austin. With its mix of urban and rural living, Dripping Springs is home to a variety of cultural, natural and artistic offerings. Whether it’s indulging in afternoon high tea at Tillie’s, exploring the natural wonders at Westcave or taking in a live music act at one of the city’s many entertainment venues, Dripping Springs residents are an active group. With Highway 290 running through the middle of town, Austin is just a quick trip away for commuters, students or those who want to visit the state capital. “I like to tell people that one of the great things about Dripping Springs is that you can turn left and be in Austin in half an hour or turn right and be in the country in half an hour,” says Realtor and Dripping Springs resident Betsy Smith. The Ally Medical Emergency Room is also located on 290, and the Austin-Bergrstrom International Airport is about 30 miles away. Because of its rural nature, Dripping Springs is a heavily car-dependent area, as there is no rapid transit system in the area. Walkability depends on the specific area of town, as sidewalks are not prevalent throughout the entire area.
Old meets new for more
There is a wide range of housing options in Dripping Springs, with homes ranging from cozy manufactured homes to new construction to sprawling houses on multi-acre lots. Some areas are heavily-wooded with houses separated by huge tracts of land, while others feature only newly-planted saplings in front of new construction homes. The median price of real estate in Dripping Springs is $850,000, and buyers should be prepared to pay an average of $344 per square foot. A typical three-bedroom, two-bathroom manufactured home can sell for $315,000, and prices can go up to $3.5 million for an expansive four-bedroom, four-bathroom ranch-style home on more than 50 acres.
Many neighborhoods share boundaries with other amenities like golf courses.
Plum Creek offers a mix of home styles and sizes.
Gracious setbacks are common in Harrison Hills.
Harrison Hills homes have larger lots set back from the roadway.
Harrison Hills homes will sometimes have mature trees untouched by the community development.
The Harrison Hills community offers large homes in a rural setting.
Single-level homes in Plum Creek have large square footage on ample lots.
Harrison Hills are typically large single-level homes on gracious lots.
1/8
A-plus schools with 20 varsity sports
Dripping Springs is districted to the Dripping Springs Independent School District, which receives an overall rating of A-plus from Niche. Students in the area can attend Sycamore Springs Elementary, Dripping Springs Middle and Dripping Springs High School. Sycamore Springs earns an A-plus rating from Niche, Dripping Springs Middle earns an A and Dripping Springs High School earns an A-plus. Students at Dripping Springs High School can choose to participate in over 60 school-sponsored clubs, and they have the opportunity to play 20 different varsity-level sports. Alternatively, parents can avail themselves of several Austin-area private schools, including St. Stephen’s Episcopal School, rated the best private school in the Austin area by Niche.
Dripping Springs High School Tiger Stadium hosts various sports events.
Dripping Springs High School is in the top 100 high schools in Texas.
1/2
Classic American dining and malls
With HEB in the neighborhood, a trip to the grocery store doesn’t require too much travel for Dripping Springs residents. Tractor Supply on the western edge of the neighborhood has most household necessities, but when residents need to go to Walmart or a similar store, that requires a trip to Austin. When residents need a little retail therapy, a variety of local retailers have shops along historic Mercer Street; for more mall-style shopping, Austin is down the highway. For dining out, locals love the Homespun Kitchen and Bar, which serves classic American fare in a casual, family-friendly environment.
Many Texas restaurants and bars are outdoor establishments.
You can find many of your favorite restaurants and stores in the Kyle Shopping Center.
Reviving old buildings and retrofitting them into new eateries helps provide Dripping Springs' antique charm.
Large shopping areas are along the Interstate 35 corridor of Hays County.
1/4
Lead a horse to Dripping Springs
In the northern section of the neighborhood is Dripping Springs Ranch Park, a 130-acre space devoted to community engagement. Visitors have access to a playground, a fishing pond and over 6 miles of trails that wind throughout the park. The park is also home to an equestrian center and a wildlife preserve, both of which are open to the public. When the weather outside isn’t conducive to being outside, the Pound House Farmstead Museum offers visitors a chance to experience the historic past of Dripping Springs in this veritable time capsule, which includes a chance to view the roses that Sarah Pound brought with her as cuttings from a bush she had grown in Mississippi prior to moving to Dripping Springs with her husband in 1853.
Old Baldy Park takes you up 218 rock steps to 360-degree views of the Wimberley valley.
Larger city parks have splash pads for the kids to cool off and play.
Founders Memorial Park has a playground for local youths.
Hays County is an outdoor paradise where fishing is a common sight.
1/4
Photography Contributed By
Adam Michaud
Video By
Rebecca Askin
Interested in learning more about homes in this area?
Reach out to
Arlene Maze,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
On average, homes in Dripping Springs, TX sell after 60 days on the market compared to the national average of 56 days. The median sale price for homes in Dripping Springs, TX over the last 12 months is $569,000, down 9% from the median home sale price over the previous 12 months.
Tucked away on a quiet cul-de-sac, this 4-bedroom, 3.5-bathroom Caliterra single-family home welcomes you in with an excellent mix of open shared spaces and quiet, private corners; perfect for anyone looking to plug into the Hill Country lifestyle. The layout makes sense the second you step inside! Right off the entry foyer, you have a dedicated home office where you can shut the door and hop on
Welcome to your ultimate Pedernales River retreat! This rare 6.68-acre Texas Hill Country paradise features three separate, originally platted lots, offering unmatched flexibility for a family compound, investment, or private waterfront haven. The top tier features the primary residence on a fully fenced 2.5-acre lot, boasting a spectacular outdoor kitchen perfect for entertaining against
This incredible open concept "Buccaneer" plan is perfect for all your new home needs. The kitchen and family area are wide open for all your fun entertaining events. The enclosed study is great for accomplishing your daily work environment conference calls. This new construction David Weekley home boast incredible Hill Country views that bring the outside within. Spend an evening relaxing on your
Why wait for new construction? This immaculately maintained 3-bed, 2-bath home in Big Sky Ranch is move-in ready today — with a fully built-out backyard that new builds simply can't offer. Enjoy a covered patio, custom paver walkway, hot tub (conveying with the sale), and privacy trees already growing in. Solar panels keep electricity costs low from day one.Inside, 1,507 sq ft of
Location, acreage, excellent schools! Just 1.5 miles off Highway 290 on the East side of Dripping Springs, this unique 10 acre property provides easy access to everything the Texas Hill Country and Austin have to offer. This Dripping Springs retreat has two homes, a wildlife exemption for lower taxes, and a Mueller metal barn, all situated just 20 miles from downtown Austin. A dream for
Welcome to your own private stretch of the Pedernales River at this exceptional contemporary home, beautifully positioned on 1.15 acres in the heart of the Texas Hill Country. Offering approximately 100 feet of pristine river frontage in desirable Blanco County, this rare retreat combines sophisticated modern living with one of Central Texas' most spectacular natural settings. Just 30 miles west
Tucked away on a quiet cul-de-sac, this 4-bedroom, 3.5-bathroom Caliterra single-family home welcomes you in with an excellent mix of open shared spaces and quiet, private corners; perfect for anyone looking to plug into the Hill Country lifestyle. The layout makes sense the second you step inside! Right off the entry foyer, you have a dedicated home office where you can shut the door and hop on
This meticulously maintained home perfectly situated in the highly sought-after community of Montebella in Dripping Springs can only be fully experienced in person. Nestled on a spacious 0.197-acre lot with large oaks, this magnificent two-story home offers 2,606 square feet of refined living space, creating a perfect blend of functionality and comfort. From the moment you arrive, the striking
Welcome to your ultimate Pedernales River retreat! This rare 6.68-acre Texas Hill Country paradise features three separate, originally platted lots, offering unmatched flexibility for a family compound, investment, or private waterfront haven. The top tier features the primary residence on a fully fenced 2.5-acre lot, boasting a spectacular outdoor kitchen perfect for entertaining against
Amazing opportunity to own a meticulously maintained, almost-new free-standing home in the highly sought-after gated community of Arrowhead Ranch in Dripping Springs. Designed with both everyday living and entertaining in mind, this exceptional home features an open-concept floorplan where the chef's kitchen flows seamlessly into the spacious living room, highlighted by soaring vaulted ceilings,
This well-maintained 2012 home sits on a 0.33-acre corner lot on one of the higher elevations in the Montebella subdivision. Relax on the second-story balcony and take in the gorgeous Hill Country views and peaceful sunsets. The layout is open and functional, with multiple living areas that work well for everyday living or entertaining. The kitchen features granite countertops, stainless steel
A charming 1925 country - style home featuring preserved original wood floors. The kitchen and bathrooms have been thoughtfully remodeled with a warm farmhouse aesthetic, and a cozy wood bringing fireplace adds to the home's rustic appeal. The property includes an additional adjoining one- acre lot filled with mature vegetation and native trees, offering exceptional privacy. Enjoy peaceful
Carolyn Vogel
Moreland Properties Land, Ranch & Hill Country Homes
2.75% assumable VA mortgage available! Set on 2.3 fully fenced and gated acres in the highly sought-after Medlin Creek neighborhood off Fitzhugh Rd, this remodeled Hill Country property offers space, privacy, and a lifestyle close to wineries, breweries, and near one of the hill countries favorite towns, Dripping Springs. The 3,500 sq ft home features 3 bedrooms, 2.5 bathrooms, and a large
Mystic Hill Ranch offers 52 acres of breathtaking Texas Hill Country-what remains of an original 85-acre tract, with a portion already sold.Set in the heart of Dripping Springs, the property features sweeping panoramic views, abundant wildlife (including exotics), and a rare blend of privacy and accessibility with dual access from Hwy 290 and Henly Loop. Unrestricted and located outside city
Location, acreage, excellent schools! Just 1.5 miles off Highway 290 on the East side of Dripping Springs, this unique 10-acre property provides easy access to everything the Texas Hill Country and Austin have to offer. The acreage also offers future flexibility, with the potential to be subdivided into two 5-acre tracts, subject to buyer verification. This Dripping Springs retreat has 2 homes, a
Located in the heart of Dripping Springs, 821 Lone Peak Way offers the perfect blend of Hill Country charm and everyday convenience. Nestled in a walkable, family-friendly community with sidewalks, trails, and neighborhood amenities, residents enjoy quick access to local favorites, breweries, wineries, parks, and the Dripping Springs Youth Sports Complex. Just minutes from H-E-B, shopping,
Discover your new home at The Springs! Conveniently located 10 minutes from the heart of downtown Dripping Springs, our community offers numerous dining, shopping, and entertainment options right outside of your front door. Offering a variety of spacious 1, 2 and 3 bedroom apartment homes, we are the expert at combining quality and comfort, making the The Springs an ideal place to call home.
Stunning Headwaters home offering 4,144 sq ft of thoughtfully designed living space. This 4-bedroom home features private ensuite baths in every bedroom (2 down, 2 up), an entertainer's kitchen with premium finishes, expansive counter space, and a butler's pantry. Enjoy 2 dining areas, 2 living spaces, and a dedicated study—perfect for work or relaxation. The covered, oversized patio opens to a
Local Dripping Springs is nestled on over 8 acres of scenic Texas Hill Country, offering a retreat from the everyday with breathtaking views and thoughtfully designed spaces. This brand-new community provides seamless access to Hwy 290 and Ranch Road 12, placing you moments from the charm of downtown Dripping Springs and minutes to Austin in the coveted Dripping Springs ISD. Discover an inspired
Belterra Springs offers luxury 1, 2 and 3 bedroom apartments for rent in South Austin, TX. Inside your apartment you'll find granite countertops, walk-in closets, stainless steel appliances and more! Our gated community offers an array of amenities such as a fitness center, resort style pool, movie theater, and more! Call a member of our friendly leasing staff today to schedule a personal tour of
Ask about our 10% discount for Preferred Employers!!Among the lush prairies and rolling hills of Texas Hill Country located in Dripping Springs. Come home to a peaceful community inspired by nature with rustic-chic interiors and an impeccable amenity package. Each pet-friendly apartment welcomes you with luxe details and convenient features throughout. Unwind in the privacy of your home or
Anthem Apartment Homes is a remarkable, inviting community capturing Texas hill country views and adventure right outside Dripping Springs, TX. Experience true luxury living with innovative amenities including electric car charging stations, a spin room and yoga room, two distinctive private conference rooms, and a rooftop sky lounge. Inside your home, you'll be delighted by out thoughtfully
Live carefree every day in the heart of the Texas Hill Country. In Dripping Springs, coming home feels like a getaway — where wide-open skies, local charm, and modern comfort come together. This vibrant community offers the perfect balance of relaxation and adventure, surrounded by distilleries, boutique shopping, scenic trails, and a thriving food and music scene.With beautiful hill
Expand Your Life & Start Anew at The View at Belterra Breathe new light into your life by leasing an upscale one, two, or three bedroom apartment home in our Austin, Texas, community. Our modern, pet-friendly homes come complete with a collection of trendy community amenities and an inviting neighborhood in Hays County. A thriving community setting plus indulgent lifestyle spaces equals the prime
Nestled within the sought-after Belterra master planned community, discover your path to joy and wellness at our exquisite 55+ apartment community in Dripping Springs - Austin, TX. Here, we prioritize service and the art of effortless living. Select from our array of 1- and 2-bedroom floor plans, each designed with contemporary features, all while liberating you from the burdens of homeownership.
Lookout Apartments offers quiet, upscale and highly amenitized living for those seeking apartment homes with expansive floor plans and panoramic views of the rolling hills and night sky. With our commitment to authenticity, Lookout Apartments are designed with meticulous detail using natural wood, marble masonry and limestone textures to harmonize with the inherent elements of the surrounding
Step into this single-family home with a striking brick façade, exuding fantastic curb appeal that sets the tone for what lies within. The living room invites you with its gleaming hardwood floors and soaring ceiling, complemented by classic plantation shutters and an electric fireplace set against a contemporary brick wall, and creating a cozy ambiance. Enjoy the comfort of central cooling, 3
Henly is a blink-and-you’ll-miss-it type of town. Sparsely populated and with as many dirt roads as paved ones, this neighborhood's Texas Hill Country terrain is popular with campers and homeowners looking for rural living with lots of privacy. “There’s a couple of newer constructions, but it’s mostly multiple-acre ranches, some of which were built in the early 1900s,” says Ashley Tullis, a Realtor with Keller Williams Realty and proud native of the Hill Country. The long history of Henly is closely tied to that of its neighboring cities: Dripping Springs and Johnson City, where most folks head into town for everyday needs. But when they’re ready to retreat into the countryside, they’ll have plenty of room to relax. Adding to this area's appeal are outstanding schools and some local businesses that tend toward the distinct and boutique.
Homes across Henly come in a variety of sizes and price points, but what they all share is a sense of seclusion. Houses are situated off rural country roads, with long dirt paths for driveways that place them far behind dense growths of trees. Lots start at just under 10 acres and can have as much as 30, meaning homeowners get plenty of room to spread out and use the land as they see fit. Some build custom homes from scratch, while others opt for established builds that start at $400,000 for a modest four-bedroom ranch-style house. The median price for the area is $1.1 million and can climb as high as $3.4 million for a hillside getaway with a rustic farmhouse feel.
Families can send their kids to schools in the Dripping Springs Independent School District, which is ranked by Niche as the No. 2 best school district in the Austin area. Kids start at Walnut Springs Elementary and move up to Dripping Springs Middle, which each earn an A rating according to Niche. Dripping Springs High scores an A-plus and boasts an extensive course catalog, with elective pathways that include specialized fields such as veterinary medicine, welding and floral design.
With its rugged Hill Country scenery and distance from the city, perfect for stargazers or anyone seeking some peace and quiet, Henly is a popular destination for lovers of the great outdoors. Campsites, RV parks and cabins are scattered across the countryside, not to mention the ever-popular wedding venues. But there’s plenty for locals of the area too, especially at Pedernales Falls State Park. Just north of the neighborhood is a sprawling 5,212-acre nature preserve along the Pedernales River. Miles of winding trails for hiking and horseback riding take parkgoers along the smooth limestone formations for swimming and sightseeing by the water, with rushing falls and hilltop outlooks. The park hosts daily events, from educational sessions to fishing trips with the park rangers.
Henly has few businesses, and that’s just the way folks like it. Residents here appreciate the wide-open spaces and the accompanying quiet. “People come into Dripping Springs for their everyday needs, but also for the festivals and activities there, too,” Tullis says. An 8-mile drive along US Highway 290 takes folks right to the nearest grocery store at H-E-B. It’s located in a shopping center home to multiple other specialty services, retailers and local restaurants like Hill Country Ranch Pizzeria and Thunder Cloud Subs.
Nearby Dripping Springs is also home to attractions like Dreamland, a quirky entertainment venue with mini-golf, pickleball leagues and weekly live music and movies. For a taste of Texas Hill Country vodka, try Dripping Springs Distilling’s small-batch spirits, or visit Texas Hill Country Olive Oil Company for a tour of its scenic orchards. Johnson City lies 17 miles to the northwest and is an attraction all on its own, known for being the hometown of 36th President Lyndon B. Johnson. The weekly art walk on Sunday evenings is worth the 20-minute trek, as is the dense cluster of breweries and wineries tucked behind quaint old storefronts.
With US Highway 290 bordering Henly to the south, residents can make the 30-mile drive into Austin in 50 minutes. Or they can take a drip down south to San Antonio, just 66 miles or 1 hour and 10 minutes away.
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
